92498

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                                      23/00487/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/00487/B Applicant : Mr Jake Moore Proposal : Erection of a garage within the front garden Site Address : 2 Cooil Veg Andreas Isle Of Man IM7 4EU

Planning Officer: Mr Peiran Shen Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 21.07.2023 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The proposed garage fit in with the character of the area and has no unacceptable impact on neighbouring amenities.

Plans/Drawings/Information;

This approval relates to the documents and drawing no. 02, 03 Rev 3 which have been received on 27th April 2023, and drawing no. 01 Rev 1 which has been received on 19th July 2023. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE

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                                      23/00487/B                                     Page  2  of  3

1.1 The site is the 2 Cooil Veg, Andreas, a detached dwelling located on northwest of the end of the cul-de-sac of Cooil Veg. The house has an integrated garage on the east of the house.

2.0 THE PROPOSAL 2.1 The proposed is the erection of a double garage to the southwest of the house (in the front garden). The proposal also include the additional driveway leading to new garage.

3.0 PLANNING HISTORY 3.1 Widening of existing driveway to accommodate additional vehicles was APPROVED under PA 22/00423/B.

4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Predominantly Residential in the 1982 Development Plan.

Strategic Policy 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o Strategic Policy 3 and 5 o General Policy 2 (b) (c) (g) (m) (n) o Community Policy 7 and 10

PPS and NPD 4.3 There is no planning policy statement or national policy directive considered materially relevant to this application.

5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 The Residential Design Guide (July 2021) contains the following policies that are considered materially relevant to the assessment of this current planning application: o Chapter 5 Architectural Details o Section 6.3 Front Gardens and Driveways

6.0 REPRESENTATIONS 6.1 Andreas Parish Commissioners has not commented at the time of this application (21.07.2023).

6.2 DoI Highway Services does not object to this application (18.05.2023). The comment states there is no significant negative impact upon highway safety, network functionality and/or parking.

7.0 ASSESSMENT Elements of Assessment 7.1 The key considerations in the determination of this application are its impact on the character and streetscene of the area, on highway safety and on neighbouring amenities.

7.2 The garage is visible from the road. The pitched roof fit in with the existing roofscape and therefore the design is considered to have no negative impact on the character of the area.

7.3 The only remaining front garden area would be at the front boundary of the site. While this fails the 50% remaining garden space requirement, it is at the end of a cul-de-sac and its impact on the character of the area is limited.

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                                      23/00487/B                                     Page  3  of  3

7.4 As there is no objection from highway services, it is considered that there is no negative impact on highway safety.

7.5 The proposal is single-storey and is therefore considered to not have an overbearing or overshadowing impact on neighbouring amenities.

7.6 There is a window and a door on the north elevation which faces the main house. Therefore, it is considered that there is no additional impact on overlooking.

8.0 CONCLUSION 8.1 The proposed garage fit in with the character of the area and has no unacceptable impact on neighbouring amenities. Therefore, it is recommended for an approval.

9.0 INTEREST PERSON STATUS 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land which the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

9.2 The decision-maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status. __

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted

Date: 28.07.2023

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

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